2281 Carr Rd NE · Milstead, GA 30012

$133,900

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 132 Days on market

Built 1991 1.95 ac lot $124/sqft · 39% below area Est $218k · 39% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you ready to roll up your sleeves and bring new life to a charming home in Conyers, GA? This spacious property at 2281 Carr Road sits on a generous 1.95-acre lot and offers endless potential for renovation and customization. With HVAC, roof, and water heater in need of replacement, this is the perfect opportunity to create the home of your dreams. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/12/2024, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! This property is being sold "as is." Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

Key facts

• Spacious property
• 1.95 acre lot
• Built 1991

Tags

• SPACIOUS PROPERTY
• GENEROUS 1.95-ACRE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Rockdale County (suburban): math 14% / reading 29% proficiency, ranked #136 of 174 in GA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 278 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $926 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rockdale County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $37k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $16k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $134k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.77%
• DSCR: 1.88
• GRM: 6.3

CMA / ARV

• ARV (median comp): $218,185
• List price: $133,900
• Delta: -38.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2258 Pinetree Ln	0.13mi	3/1.0	1,056 (-2%)	2mo	$168,400	$159	84
3025 Granite Dr NE	0.26mi	3/2.0	1,060 (-2%)	4mo	$140,000	$132	81
3019 Granite Dr NE	0.21mi	3/2.0	1,000 (-7%)	12mo	$247,727	$248	68
1601 Parker Dr NE	0.36mi	2/1.0 (-1)	1,124 (+4%)	9mo	$220,000	$196	60
2030 Carr Rd	0.52mi	3/2.0	1,116 (+3%)	12mo	$209,900	$188	60
2488 Hi Roc Cir NE	0.67mi	3/1.5	1,137 (+5%)	2mo	$204,000	$179	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.35×
• Total profit: $13,034
• Equity at exit: $19,965

10-year hold

• IRR: 16.2%
• Equity multiple: 2.17×
• Total profit: $44,025
• Equity at exit: $11,577

Cash invested: $37,492 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30012

• Rents YoY: 0.4%
• Active inventory: 278
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$702
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $618

Break-even live

Break-even rent $1,000

Max offer price $133,900

Occupancy floor 60%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $33,475
• Closing costs: $4,017
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Odyssey Turn Conyers, GA	3.0	3.0	1356	$1,500	$1.11	43d	1	1.20mi
211 Odyssey Turn Conyers, GA	3.0	2.5	1356	$1,500	$1.11	1d	1	1.20mi
116 Hawkeye Ln Conyers, GA	3.0	2.5	1440	$1,700	$1.18	43d	1	1.27mi
132 Hawkeye Ln Conyers, GA	3.0	2.5	1440	$1,995	$1.39	43d	1	1.27mi
811 Sage Ln NW Conyers, GA	3.0	2.0	1400	$1,761	$1.26	4d	1	1.45mi

Listing history 24 events

1. 2026-06-18
   days on market $133,900 Active 132 DOM
2. 2026-06-17
   days on market $133,900 Active 131 DOM
3. 2026-06-16
   days on market $133,900 Active 130 DOM
4. 2026-06-15
   days on market $133,900 Active 129 DOM
5. 2026-06-13
   days on market $133,900 Active 127 DOM
6. 2026-06-09
   days on market $133,900 Active 123 DOM
7. 2026-06-08
   days on market $133,900 Active 122 DOM
8. 2026-06-07
   days on market $133,900 Active 121 DOM
9. 2026-06-04
   days on market $133,900 Active 118 DOM
10. 2026-06-03
    days on market $133,900 Active 117 DOM
11. 2026-06-02
    days on market $133,900 Active 116 DOM
12. 2026-06-01
    days on market $133,900 Active 115 DOM
13. 2026-05-31
    days on market $133,900 Active 114 DOM
14. 2026-03-13
    status Back On Market 1119-char remark

    Show marketing remark (1119 chars)

    Are you ready to roll up your sleeves and bring new life to a charming home in Conyers, GA? This spacious property at 2281 Carr Road sits on a generous 1.95-acre lot and offers endless potential for renovation and customization. With HVAC, roof, and water heater in need of replacement, this is the perfect opportunity to create the home of your dreams. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/12/2024, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! This property is being sold "as is." Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

15. 2026-03-13
    status Active 1119-char remark

    Show marketing remark (1119 chars)

    Are you ready to roll up your sleeves and bring new life to a charming home in Conyers, GA? This spacious property at 2281 Carr Road sits on a generous 1.95-acre lot and offers endless potential for renovation and customization. With HVAC, roof, and water heater in need of replacement, this is the perfect opportunity to create the home of your dreams. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/12/2024, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! This property is being sold "as is." Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

16. 2024-11-18
    status Under Contract 1119-char remark

    Show marketing remark (1119 chars)

    Are you ready to roll up your sleeves and bring new life to a charming home in Conyers, GA? This spacious property at 2281 Carr Road sits on a generous 1.95-acre lot and offers endless potential for renovation and customization. With HVAC, roof, and water heater in need of replacement, this is the perfect opportunity to create the home of your dreams. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/12/2024, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! This property is being sold "as is." Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

17. 2024-11-18
    status Pending 1119-char remark

    Show marketing remark (1119 chars)

    Are you ready to roll up your sleeves and bring new life to a charming home in Conyers, GA? This spacious property at 2281 Carr Road sits on a generous 1.95-acre lot and offers endless potential for renovation and customization. With HVAC, roof, and water heater in need of replacement, this is the perfect opportunity to create the home of your dreams. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/12/2024, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! This property is being sold "as is." Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

18. 2024-10-24
    price $133,900 1119-char remark

    Show marketing remark (1119 chars)

    Are you ready to roll up your sleeves and bring new life to a charming home in Conyers, GA? This spacious property at 2281 Carr Road sits on a generous 1.95-acre lot and offers endless potential for renovation and customization. With HVAC, roof, and water heater in need of replacement, this is the perfect opportunity to create the home of your dreams. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/12/2024, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! This property is being sold "as is." Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

19. 2024-10-24
    price $133,900 1119-char remark

    Show marketing remark (1119 chars)

    Are you ready to roll up your sleeves and bring new life to a charming home in Conyers, GA? This spacious property at 2281 Carr Road sits on a generous 1.95-acre lot and offers endless potential for renovation and customization. With HVAC, roof, and water heater in need of replacement, this is the perfect opportunity to create the home of your dreams. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/12/2024, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! This property is being sold "as is." Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

20. 2024-10-19
    price $139,900 1119-char remark

    Show marketing remark (1119 chars)

    Are you ready to roll up your sleeves and bring new life to a charming home in Conyers, GA? This spacious property at 2281 Carr Road sits on a generous 1.95-acre lot and offers endless potential for renovation and customization. With HVAC, roof, and water heater in need of replacement, this is the perfect opportunity to create the home of your dreams. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/12/2024, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! This property is being sold "as is." Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

21. 2024-10-19
    price $139,900 1119-char remark

    Show marketing remark (1119 chars)

    Are you ready to roll up your sleeves and bring new life to a charming home in Conyers, GA? This spacious property at 2281 Carr Road sits on a generous 1.95-acre lot and offers endless potential for renovation and customization. With HVAC, roof, and water heater in need of replacement, this is the perfect opportunity to create the home of your dreams. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/12/2024, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! This property is being sold "as is." Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

22. 2024-10-14
    listed $149,900 New 1119-char remark

    Show marketing remark (1119 chars)

    Are you ready to roll up your sleeves and bring new life to a charming home in Conyers, GA? This spacious property at 2281 Carr Road sits on a generous 1.95-acre lot and offers endless potential for renovation and customization. With HVAC, roof, and water heater in need of replacement, this is the perfect opportunity to create the home of your dreams. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/12/2024, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! This property is being sold "as is." Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

23. 2024-10-14
    listed $149,900 Active 1119-char remark

    Show marketing remark (1119 chars)

    Are you ready to roll up your sleeves and bring new life to a charming home in Conyers, GA? This spacious property at 2281 Carr Road sits on a generous 1.95-acre lot and offers endless potential for renovation and customization. With HVAC, roof, and water heater in need of replacement, this is the perfect opportunity to create the home of your dreams. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/12/2024, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! This property is being sold "as is." Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

24. 1994-10-12
    soldstatus $45,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $386 · $32/mo
• Projected year-2 tax: $1,232 · $103/mo
• Expected delta: +$846/yr (+$70/mo · 218.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,387
• − Mortgage interest: −$7,500
• − Property taxes: −$386
• − Insurance: −$670
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$3,895
• Taxable income: $5,514
• Est. tax owed @ 24.0%: −$1,323
• After-tax cash flow: $6,091/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Rockdale County
• NCES district ID: 1304410
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $53,325
• Composite: 19.42/100
• National rank: #8776
• State rank: #136 of 174 in GA

Livability — Milstead

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Rockdale County · 96,534 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 34,506
• Household income: $66,153
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 986.0

Population outlook (Rockdale County) Hauer SSP2

• Today (2025): 99,145 people
• By 2030: 104,558 · +5.5%
• By 2040: 116,100 · +17.1%
• By 2050: 127,827 · +28.9%
• By 2075: 159,113 · +60.5%
• By 2100: 181,178 · +82.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 49% White 27% Hispanic / Latino 18% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Hispanic 1% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, South Korea
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 2% Korean 1%

Political lean MEDSL · Rockdale

• 2024 margin: Solid D (+47.5) · D 73.4% · R 25.9%
• 2008→2024 swing: +37.9pp toward D · 2008: 9.6pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+40.8 2016: D+25.9 2012: D+16.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.61%
• Current HPI: 226.9588
• Rent YoY: ▲ 0.39%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+194.3% since first listed

11 events — show timeline

• 2026-03-13 Relisted — GAMLS
• 2026-03-13 Relisted — FMLS
• 2024-11-18 Pending — GAMLS
• 2024-11-18 Pending — FMLS
• 2024-10-24 Price Changed $133,900 GAMLS
• 2024-10-24 Price Changed $133,900 FMLS
• 2024-10-19 Price Changed $139,900 GAMLS
• 2024-10-19 Price Changed $139,900 FMLS
• 2024-10-14 Listed $149,900 FMLS
• 2024-10-14 Listed $149,900 GAMLS
• 1994-10-12 Sold (Public Records) $45,500 Public Records

Property tax history

+12.9%/yr

Latest (2025): $386 · -3.7% YoY. Source: county tax records.